That's why I love multi-family homes-- evaluating them and valuating them is all objective.You bring up a good point though-- with those low cap rates, these properties surely can't cash flow and they certainly couldn't be good investments.

There is your reserve without having to get another job, or use credit cards, or having to bring in a $ partner.

So the more cash you can bring to the table, the more likely they are to talk to you.I'm a big fan of local banks.

So now if I am doing an exit survey of one of my units, I bring along a UV light to see if there were any undocumented pets and stains.

You just close as per the deal but at the same time bring your buyers in and do a simultaneous closing with them on the spot, easy peazy.

BRING a video camera and document your actions for history and for protection.

I recomend we begin building a relationship and get to know who we are and what we bring to the table.

Once I have a property under contract and have an interested end buyer, how do I go about bringing the buyer to see the property and having the seller there?

I've even had 3 different bird dogs bring me the SAME property.

Make a sign, send a letter to all realtors, mortgage brokers, and any other sort of professional in the business inviting them and invite them to bring their friends.The best groups start with 2-3 like-minded people meeting.